{"asOf":"2026-07-26T01:04:50.746Z","block":"9900-9999 BUSTLETON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/9900-9999-bustleton-ave","address":"9903 BUSTLETON AVE","parcelNumber":"882174600","source":"https://property.phila.gov/?p=882174600","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PA0","buildingCodeNew":"222","buildingClass":"AUTO DEALER/AGNCY MASONRY","buildingClassNew":"AUTO DEALER/SERVICE","useLabel":"Commercial","owner":"SPRUCE BUSTLETON LLC","coOwner":null,"marketValue":21900000,"landAssessment":4380000,"improvementAssessment":17520000,"livableArea":49224,"yearBuilt":2025,"lastSale":{"price":10900000,"date":"2022-01-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"2136519","date":"2011-07-11","code":"A-301.1/21","title":"PERMB- FLAT WALL SIGN","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"3615655","date":"2015-06-29","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3615654","date":"2015-06-29","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"286120","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2011-07-11","completedDate":"2011-07-27","violations":[{"number":"2136519","date":"2011-07-11","code":"A-301.1/21","title":"PERMB- FLAT WALL SIGN","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"488364","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-06-29","completedDate":"2015-07-22","violations":[{"number":"3615655","date":"2015-06-29","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3615654","date":"2015-06-29","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":1,"worst":null},{"y":2015,"n":2,"worst":null}],"investigations":[{"caseNumber":"286120","date":"2011-07-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"286120","date":"2011-07-27","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2011,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.09577432251951,"lng":-75.02913060614956,"geom":{"type":"Polygon","coordinates":[[[-75.027140558,40.097905299],[-75.028400926,40.096630174],[-75.027909418,40.095552839],[-75.028809411,40.095272084],[-75.028614852,40.094904233],[-75.030288027,40.094382257],[-75.03043977,40.094679312],[-75.030589568,40.094694953],[-75.030494383,40.095534851],[-75.02903244,40.096650972],[-75.028983836,40.096649371],[-75.026524338,40.098526944],[-75.027140558,40.097905299]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19115","beds":null,"baths":null,"stories":1,"lotArea":382599,"zoning":"CA1","grade":"A+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"503 N EASTON RD, GLENSIDE PA, 19038","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5563200,"taxable":5563200,"land":479500,"improvement":5083700,"taxableLand":479500,"taxableImprovement":5083700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":5563200,"taxable":5563200,"land":479500,"improvement":5083700,"taxableLand":479500,"taxableImprovement":5083700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":6687100,"taxable":6687100,"land":2674881,"improvement":4012219,"taxableLand":2674881,"taxableImprovement":4012219,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":6862000,"taxable":6862000,"land":1372400,"improvement":5489600,"taxableLand":1372400,"taxableImprovement":5489600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":6862000,"taxable":6862000,"land":1372400,"improvement":5489600,"taxableLand":1372400,"taxableImprovement":5489600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":6862000,"taxable":6862000,"land":1372400,"improvement":5489600,"taxableLand":1372400,"taxableImprovement":5489600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":6862000,"taxable":6862000,"land":1372400,"improvement":5489600,"taxableLand":1372400,"taxableImprovement":5489600,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":7282000,"taxable":7282000,"land":5097407,"improvement":2184593,"taxableLand":5097407,"taxableImprovement":2184593,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":7282000,"taxable":7282000,"land":5097407,"improvement":2184593,"taxableLand":5097407,"taxableImprovement":2184593,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":7256900,"taxable":7256900,"land":5079830,"improvement":2177070,"taxableLand":5079830,"taxableImprovement":2177070,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":21900000,"taxable":21900000,"land":4380000,"improvement":17520000,"taxableLand":4380000,"taxableImprovement":17520000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":21900000,"taxable":21900000,"land":4380000,"improvement":17520000,"taxableLand":4380000,"taxableImprovement":17520000,"exemptLand":0,"exemptImprovement":0}],"taxNow":306556,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"308688","date":"2010-11-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-07-10","scope":"REQUEST BLDG PERMIT FOR ALTERATIONS TO EXISTING AUTOOBILE DEALERSHIP. NO NEW CANOPY OR EXTERIOR SIGNS."},{"number":"309743","date":"2010-11-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-07-10","scope":"HVAC, DUCTWORK PER PLAN."},{"number":"319167","date":"2011-02-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"LIGHTING AND LIGHTING CONTROLS,EXIT AND EMERGENCY LIGHTS,POWER FOR NEW HVAC EQUIPMENT,DUPLEX RECEPTACLES,RELOCATE FIRE ALARM DEVICES AS PER 2008 NEC"},{"number":"332950","date":"2011-08-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-08-17","scope":"REMOVE TWO (2) EXISITNG SIGNS AT GARAGE BAYS AND ERECTION OF FIVE (5) FLATWALL SIGNS ACCESSORY TO AN EXISTING AUTOMOTIVE DEALERSHIP (SERVICE CENTER)"},{"number":"441566","date":"2013-01-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-01-03","scope":"REPLACING AN EXISTING PYLON SIGN FOR A NEW ONE. AS PER DRAWINGS *SEE 9902 HALDEMAN AVE FOR HISTORY IN WEBEXTENDER*"},{"number":"446242","date":"2013-02-13","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2013-04-16","scope":"FOR THE REMOVAL OF AN EXISTING DOUBLE FACED FREE STANDING SIGN AND THE INSTALLATION OF A DOUBLE FACED FREE STANDING SIGN(NO CHANGE IN OVERALL HEIGHT OR DIMENSIONS). SIZE AND LOCATION AS SHOWN IN APPLICATION."},{"number":"ZP-2021-005348","date":"2021-06-04","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-01-12","scope":"FOR THE REFACE OF AN EXISTING FREE-STANDING, DOUBLE-FACE, STATICALLY ILLUMINATED SIGN. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"GP-2021-005725","date":"2021-06-24","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-01-12","scope":"FOR THE REFACE OF AN EXISTING FREE-STANDING, DOUBLE-FACE, STATICALLY ILLUMINATED SIGN ACCESSORY TO EXISTING PERSONAL VEHICLE SALES AND RENTALS."},{"number":"PP-2023-012194","date":"2023-09-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"SEAL LATERAL FOR DEMO"},{"number":"ZP-2023-003862","date":"2024-03-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-06","scope":"**AMENDMENT APPROVED ON 3/21/2024: TO AMENDMENT PREVIOUSLY APPROVED ZONING PERMIT # ZP-2023-003862, TO INCLUDE COMPLETE DEMOLITION OF EXISTING STRUCTURES ON THE LOT, AND THE REMAINING PERMIT SAME AS PREVIOUSLY APPROVED** FOR THE ERECTION OF ONE DETACHED TWO (2) STORY STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"DP-2024-000231","date":"2024-03-20","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2024-05-06","scope":"FOR THE COMPLETE DEMOLITION OF THE DETACHED ONE-STORY STRUCTURE BY MECHANICAL METHOD. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. *21 DAY POSING AND NOTICE REQUIRED PER A-303.2 *A SAFETY ZONE SHALL BE REQUIRED WITHIN MIN. 14 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC.*DUST CONTROL REQUIRED PER DEPARTMENT OF PUBLIC HEALTH.*Asbestos abatement required prior to start of the demolition work."},{"number":"CP-2024-000947","date":"2024-03-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-04-10","scope":"FOR PARTIAL DEMOLITION OF EXISTING ONE (1) STORY STRUCTURE (BUILDING #3). ALL PERMITTED DEMOLITION ACTIVITY TO BE DONE PER PLANS. DEMOLITION TO BE DONE BY HAND AND MECHANICAL METHODS. SEPARATE PERMIT REQUIRED FOR OTHER WORK."},{"number":"CP-2024-002547","date":"2024-08-12","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-02-06","scope":"NEW CONSTRUCTION OF A TWO (2) STORY DETACHED BUILDING FOR USE AS AN AUTOMOTIVE DEALERSHIP WITH ACCESSORY AUTOMOTIVE SERVICE AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"EP-2024-007672","date":"2024-08-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-09","scope":"ELECTRIC: Install new service & distribution equipment ,all lighting receptacles, all wiring in class 1 div 1 wiring , em.lighting. -2017 NEC. AMENDMENT: Install fire alarm. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"SP-2024-000887","date":"2024-08-20","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-10-20","scope":"Site / Utility Permit for CP-2024-002547"},{"number":"FP-2024-000845","date":"2024-08-21","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-06-17","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A TWO (2) STORY DETACHED BUILDING (AUTOMOTIVE DEALERSHIP) TO INCLUDE A SIX (6) INCH FIRE SERVICE LINE AND A SIX (6) INCH BACKFLOW PREVENTER. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. SEE CP-2024-002547 FOR ASSOCIATED BUILDING PERMIT."},{"number":"PP-2024-010950","date":"2024-08-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-04","scope":"Plumbing Permit (Interior) for combo CP-2024-002547"},{"number":"MP-2024-003608","date":"2024-08-23","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-28","scope":"Mechanical / Fuel Gas Permit for combo CP-2024-002547"},{"number":"PP-2024-010948","date":"2025-02-27","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-10","scope":"Plumbing Permit (Water Distribution) for combo CP-2024-002547"},{"number":"PP-2024-010949","date":"2025-02-27","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-10","scope":"Plumbing Permit (Exterior Building Drainage) for combo CP-2024-002547"},{"number":"ZP-2024-012050","date":"2025-04-17","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-05-14","scope":"FOR ERECTION OF THREE (3) ILLUMINATED FLAT WALL SIGN ON EXISTING STRUCTURE AND FACE CHANGE OF TWO (2) EXISTING ACCESSORY FREESTANDING SIGNS ON SAME LOT. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN."},{"number":"DP-2025-000416","date":"2025-05-05","work":"Major Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2025-08-19","scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING ONE (1) STORY MASONRY STRUCTURE (BUILDING #3A&3D). ALL PERMITTED DEMOLITION ACTIVITY TO BE DONE IN ACCORDANCE WITH SITE SAFETY DEMOLITION PLAN AND SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. DEMOLITION TO BE DONE BY MECHANICAL METHODS. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES TO BE IN PLACE PRIOR TO START OF WORK. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR RIGHT-OF-WAY ENCROACHMENT OR CLOSURE.*ASBESTOS ABATEMENT REQUIRED PRIOR TO START OF WORK*"},{"number":"EP-2025-003690","date":"2025-05-29","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-13","scope":"GP-2025-003589 has been issued. Connect three (3) statically illuminated flat wall signs on existing structure to existing 120-v junction box power supplies already in place in walls, per plans. We are not running any new wiring or conduit, just connecting to the existing power supplies per plans. Sign permits: GP-2025-003589 and ZP-2024-012050."},{"number":"PP-2025-007973","date":"2025-06-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-07","scope":"DOMESTIC SERVICE BACKFLOW DEVICE INSTALLATION IN AN ABOVE GROUND HOT BOX"},{"number":"GP-2025-008159","date":"2025-10-08","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2026-04-30","scope":"FOR THE FACE CHANGE OF TWO (2) EXISTING ACCESSORY FREESTANDING ILLUMINATED SIGNS. SIGNS ACCESSORY TO NON-CONFORMING PERSONAL VEHICLE SALES USE AS PREVIOUSLY APPROVED."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Major Demolition"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"demo"},{"y":2025,"k":"permit","w":"Sign"}],"rented":false,"licenses":[{"number":"279292","type":"Dumpster License - Private Property","status":"Active","businessName":"HENRY FAULKNER INC","legalName":"HENRY FAULKNER INC","address":"9903 BUSTLETON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1999-06-21","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null},{"number":"285553","type":"Hazardous Materials","status":"Inactive","businessName":"FAULKNER OLDS","legalName":"FAULKNER OLDS","address":"9903 BUSTLETON AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2004-12-02","latestIssueDate":"2004-12-02","expirationDate":"2005-12-02","inactiveDate":null}],"licenseActivity":[{"number":"285553","type":"Hazardous Materials","businessName":"FAULKNER OLDS","legalName":"FAULKNER OLDS","issuedDate":"2004-12-02","latestIssueDate":"2004-12-02","closureDate":"2005-12-02","expirationDate":"2005-12-02","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"279292","type":"Dumpster License - Private Property","businessName":"HENRY FAULKNER INC","legalName":"HENRY FAULKNER INC","issuedDate":"1999-06-21","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["11 permit events since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #332950: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2023-012194 (Issued).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 27, 2011.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Hazardous Materials #285553: Inactive","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 2 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}